20170511_SPECIAL USE PERMIT NARRATIVE 179-10-060. General criteria.
Before issuing any special use permit, the Planning Board shall consider the public health, safety
and general welfare as well as potential environmental impacts. A special use permit shall not be
granted until the Planning Board finds that the following criteria have been met:
A. Harmony with Comprehensive Plan. The proposed use shall be in harmony with and
promote the general purposes and intent of the Comprehensive Plan, and this chapter and
the health, welfare and safety of the Town and its residents.
The proposed use is in harmony with the comprehensive plan. The parcel in question was
specifically zoned to accommodate this type of use. The site's close proximity to Exit 19 for
Interstate I-87 is typical for a hotel use.
Proximity to existing emergency services,points of connection to existing utility infrastructure
and the major north/south interstate I-87, coupled with a project which is well designed with
appropriate amenities works to assure the safety, health and welfare of the Town and the
surrounding residents.
B. Compatibility. The proposed use shall be compatible with the character of neighborhood,
the area, the zoning district and the community surrounding the location of the proposed
use and will not unduly prohibit or discourage future planned growth in the area.
The scope of the proposed project is in keeping with the Town of Queensbury's vision for the
area as detailed by the comprehensive plan and the zoning for this corridor along Aviation
Road. The proposed use does not inhibit growth of the variety desired in this area as patrons of a
hotel of this nature typically desire access to goods and services, in close proximity to the facility
which are not in abundance in the immediate area but are also envisioned by the comprehensive
plan.
C. Access, circulation and parking. The proposed use shall have safe and efficient access for
pedestrians and vehicles, and shall provide for appropriate off-road parking and loading
areas. The interior circulation system must be adequate to provide safe accessibility to all
parking spaces and ensure that adequate and safe integration of pedestrian and vehicular
movement is provided.
Proposed Site Access, circulation and parking has been developed in concert with various Town,
State and Municipal Agencies, in accordance with the design guidance they have provided along
with adherence to the local zoning ordinance. Site access is also being provided to the adjacent
Mall parcel which grants patrons access to a signalized intersection for safe ingress to Aviation
Road. These features provide greater than the minimum required levels of service and include
future shared access drives for further build out of the balance of the site.
D. Infrastructure and services. There shall be sufficient infrastructure and services, including
utilities,public facilities and services, available for the proposed use or the project shall
extend or provide infrastructure and services for the area where the proposed use is
located. There shall also be facilities and services implemented by the applicant to
appropriately control any potential nuisances from the operation of the use, such as
control of litter or trash, loitering and crime prevention, and any other features or aspects
of the operation of the proposed use that may affect the public safety, health and general
welfare.
The proposed hotel project will not require the extension or expansion of utility mains. The site
is surrounded by the proper infrastructure to serve the proposed hotel use. The proposed hotel is
a Hilton Brand Name project and will be appropriately staffed to maintain a 24 hour on site
presence, appropriate landscape maintenance, etc. The facility has been sited to keep outside
activities focused in the front and to the I-87 side of the property to limit any impact.
E. Environment and natural features. The proposed use shall be compatible with and
appropriately protect environmental and natural resources, including the environmental
and physical suitability of the site for development, and the general landscaping,
screening and buffering shall be in character with the surrounding areas, and the risk of
fire, flood or erosion and impacts such as emissions of electrical charges, dust, light,
vibration or noise detrimental to the public health, safety and welfare shall be minimized
to the maximum extent practicable.
There are no known environmental or natural features that would be impacted by the proposed
development project. The site is relatively flat and has sandy soils that will serve to mitigate and
treat all stormwater on site.
F. Long-term effects. The proposed use shall provide positive or beneficial effects on the
long-term economic stability, environmental integrity and community character of the
Town and surrounding properties, districts and uses.
The proposed use is expected to provide employment opportunities for local residents as well as
drawing transient traffic from I-87 which should serve to bolster the local economy. The
proposed project works to preserve the community character of the surrounding districts by
focusing development near major thoroughfares, decreasing the impact of development to those
communities. Furthermore the project being proposed is consistent with the intent of the Town's
comprehensive plan.